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ZIL2020-00006 M City of Tigard April 20', 2020 Northwest Housing Alternatives ATTN:Joshua R. Carrillo,MBA, PMP 2316 SE Willard Street Milwaukie, OR 97222 Re: Zoning Inquiry Letter—ZIL2020-00006 8815 SW Omara Street WCTM 2S102DB,Tax Lot 00500 Dear Mr. Carillo, The subject tax lot is split-zoned; the north portion of the tax lot is zoned Parks and Recreation (PR) and the south portion of the tax lot is zoned Mixed-Use Central Business District (MU-CBD). The residential use is an allowed use in the MU-CBD zone and prohibited in the PR zone.Please reference Chapter 18.120,Commercial Zones and Chapter 18.140,Parks and Recreation Zone.Attached to this letter is a zoning map for this tax lot. Tax lots to the west are zoned medium-density residential (R-12) and PR,while tax lots to the south are zoned R-12. Tax lots to the north and east are zoned PR and MU-CBD. For more information, please refer to Chapter 18.110, Residential Zones; Chapter 18.140, Parks and Recreation Zone; and Chapter 18.650,Tigard Downtown Plan District.The subject tax lot,tax lots to the north,and tax lots to the west are located in the Tigard Downtown Plan District. For more information on this Plan District,please reference Chapter 18.650,Tigard Downtown Plan District. The subject tax lot contains several sensitive lands, including a Clean Water Services Vegetated Corridor, Goal 5 Significant Habitat Areas, Goal 5 Safe Harbor, Tigard Significant Wetlands, the FEMA 100 Year Flood zone,and steep slopes. For more information,please refer to Chapter 18.520, Sensitive Lands and the attached Sensitive Lands Map. To the best of our knowledge, there are no active code violations on the subject tax lot. A Director Determination from 2019 (DIR2019-00006) confirmed the lot lines of the subject tax lot. Prior to the Director Determination, this lot appeared to be part of a 15.57-acre parcel that contained Fanno Creek and the Fanno Creek Trail. Partition Plat Number 2020-014 is recorded as document number 2020-027194 with Washington County and shows that the tax lot containing 8814 SW Omara Street is no longer part of the aforementioned 15.57-acre parcel. As of the creation of this letter, the GIS data from Washington County has not yet reflected this change. The partition plat for 8815 SW Omara Street is included as an attachment. 13125 SW Hall Blvd. 9 Tigard, Oregon 97223 • 503.639.4171 TTY Relay: 503.684.2772 0 www.tigard-or.gov Without further analysis, it is uncertain whether the site is in compliance with the current Development Code or whether any legal nonconforming issues exist. Please call me at (503) 718-2450 or send me an email at SamuelCatigard-or.gov if you have any questions. Sincerely, llal�t CIOPIa� Samuel Copelan Assistant Planner Vicinity Map {ino , Alf 2S102DB0050 "V r 0?1 !/ ■ 1 1 . 1 0 T+g a r j City of Tigard, Oregon Ej Unimproved Right of Way Tu r7+ a i ii? y 02DA DOB 00 02DO Plan Districts Zoning Classifications D R-1 Residential Low-Density D R-2 Residential Low-Density LJ R-3.5 Residential Low-Density ! ■rl _ d R-4.5 Residential Low-Density D R-7 Residential Medium-Density D R-12 Residential Medium-Density R-25 Residential Medium-High-Density ■ R-40 Residential High-Density 13 MUR-1 Mixed Use Residential 1 ! ■ 1 1 1 1 1 r ■ _ t ti 1 ! : MUR-2 Mixed Use Residential 2 LULMU-CBD Mixed Use Central Bus Dist 0 C-C Community Commercial r C-G General Commercial _ LD C-N Neighborhood Commercial ■ C-P Professional Commercial ■ MUC Mixed Use Commercial ■ MUC-1 Mixed Use Commercial 1 !rt ■ I t 1 1 ■ TMU Triangle Mixed Use MUE Mixed Use Employment 2SI02DA00701 ■ MUE-1 Mixed Use Employment 1 ■ MUE-2 Mixed Use Employment 2 d I-L Light Industrial ■ I-P Industrial Park ■ I-H Heavy Industrial F M ■ = F ti 1 F ! : PR Parks and Recreation INA ■ WA-Cnty Washington County Data is derived from multiples our... The City of Tigard makes n anty,representation,or guarantee as to iM1e c acy,timeliness o mpl:renes.of any of theedataa provided herein The City of Tigard shall o^lability for any e LL1 ■ - F . 1 1 inaccu raci:. h: formation Prervidetl regartl less of 1I.�FF�� how caused YJ� !/ ■ = F 1 = 1 L V Scale: 0.02 Miles City of Tigard � 13125 SW Hall Blvd ! ! - i h ■ _ h 1 1 !M ■ _ Y y}�a■�1{ „ ■ _ ! 1 14 Ir ■ _ ! 1 F I �4.5 Tigard, OR 97223 r a I Ir ■ ■ 1 1 Map Created: (503) 639-4171 04/22/2020 www.tigard-or.gov REGISTERED ****\ PA ITION PLAT PARTITION PLAT NO. 1000 2.41 0- Li PROFESSIONAL RECO RD E D AS DOCU M E NT N 0 LAND SURVEYOR LOCATED IN THE SOUTHEAST ONE QUARTER OF SECTION 2. /V c: s 00 TOWNSHIP 2 SOUTH, RANGE 1 WEST, cx.A RT WILLAME I I E MERIDIAN CITY OF TIGARD OREGON 13190 SW 68th Parkway, Suite 150 MAY 211 2013 WASHINGTON COUNTY, OREGON PAUL ALLEN KOHN Tigard, Oregon 97223 58964PLS DATE: 9-24-2019 503-968-6655 www-cesnw-com RENEWS: 6/30/21 EASEMENT DETAIL CESNW PROD: 3512 REFERENCES 3.001 N87037'42"W 50 25 0 50 ( PARCEL-1 238.10' 1) - S.N. 18732N2505621"W (2) - "CHELSEA HILL" NARRATIVE: 27.211 (3) - S.N. 30160 - (4) - PARTITION PLAT 1992-069 THE PURPOSE OF THIS SURVEY IS TO ESTABLISH THE BOUNDARIES AND PARTITION THAT (5) - S.N. 9647 TRACT OF LAND DESCRIBED BY DEED IN DOCUMENT NUMBER 79-047825, WASHINGTON COUNTY DEED RECORDS. PER THE CITY OF TIGARD CASE FILE NUMBER DIR2019-00006. 3.00' 101 WIDE INGRESS, . .... N09021'33"W THE BASIS OF BEARINGS IS NAD 83 (2011) EPOCH 2010.00 OREGON NORTH 3601, EGRESS EASEMENT 39.43' DEED REFERENCES INTERNATIONAL FEET. A BEARING OF SOUTH 87042'18"EAST WAS HELD BETWEEN BOOK 1007, PAGE 489 MONUMENT NUMBER [102] AND MONUMENT NUMBER [104]. (Dl) - DOCUMENT NUMBER 79-047825 3.00' (D2) - DOCUMENT NUMBER 2004-092852 THE CENTERLINE OF S.W. OMARA STREET(C.R. 567) WAS ESTABLISHED BY HOLDING A (D3) - DOCUMENT NUMBER 85-049172 LINE FROM MONUMENT NUMBER [104] TO MONUMENT NUMBER [102] TO MONUMENT 6' WIDE UNDERGROUND 23.501 (D4) - DOCUMENT NUMBER 2019-042494 NUMBER [ 103]. DISTRIBUTION EASEMENT �'' `� DOCUMENT NUMBER ./ THAT RESULTING LINE WAS HELD AND OFFSET 20.00 FEET NORTHERLY AND WESTERLY 83-013461 N76035'18"W N22024'26"W BEING THE SOUTHEASTERLY CORNER OF THE SUBJECT TRACT. 147.00' 50.961 I ESTABLISHED THE MOST SOUTHERLY WEST LINE OF THE SUBJECT FROM A POINT THAT IS 3.00' N35058'23"W 24.79 FEET SOUTHERLY OF THE MOST SOUTHERLY NORTHWEST CORNER BEING THE 6' WIDE UNDERGROUND 17.70' [104](NR) SOUTHEASTERLY CORNER OF THE SUBJECT TRACT PER SURVEY NUMBER 18732, DISTRIBUTION EASEMENT 5/811 IR W/RPC WASHINGTON COUNTY SURVEY RECORDS SAID POINT BEING ESTABLISHED FROM THE END DOCUMENT NUMBER CAP NOT LEGIBLE OF A LINE ESTABLISHED BY HOLDING A POINT 3.69 FEET SOUTH OF MONUMENT NUMBER 81-036908 [121] THROUGH MONUMENT NUMBER[120] AND BY HOLDING THE RECORD RADIUS OF DOCUMENT NUMBER 158.44, PER DOCUMENT NUMBER 79-047825, WASHINGTON COUNTY DEED RECORDS TO 2004-092852 N50018'18"W 12.25' MONUMENT NUMBER [105]. SAID DOCUMENT NUMBER 79-047825 CALLS FOR AN ANGLE 82.67' N U-) (D POINT ON THE MOST SOUTHERLY WEST LINE ALONG THE RIGHT OF WAY. I BELIEVE THE z INTENT WAS TO FOLLOW THE RIGHT OF WAY AS ILLUSTRATED IN THE DETAIL ON SAID 2.501 '-A QSURVEY NUMBER 18732. Ln Uj Uj I ESTABLISHED THE MOST WESTERLY SOUTH LINE OF THE SUBJECT TRACT AS A LINE FROM CO = [102](3) U- 00 THE SOUTH END OF THE WEST LINE TO A POINT 10.48 FEET NORTH PARALLEL WITH THE 0 ?--+ 5/811 IR W/YPC STAMPED WEST LINE OF THE SUBJECT TRACT FROM MONUMENT NUMBER [105] . N "CITY OF TIGARD" V) 1--q 0 AT THE NORTHWEST THE WEST LINE OF THE SUBJECT TRACT IS A LINE FROM MONUMENT NUMBER [111] Ln N CORNER LOT 8, < 00 THROUGH MONUMENT NUMBER [101]. [106], [109] AND [111]TO A POINT 150.00 FEET 2007-070178 2019-042494 DOCUMENT NUMBER DOCUMENT NUMBER INITIAL co Ln 259 "WEDGWOOD" NORTH OF MONUMENT NUMBER [121] PER DOCUMENT NUMBER 2004-092852, COULD NOT [100](NR) POINT WASHINGTON COUNTY DEED RECORDS. SET FELL IN SHOWN ON (1) [103](3) THE CENTER OF S8702756"E 1.151 S.W. OMARA STREET(C.R.567) 5/8" IR W/YPC STAMPED THE NORTH LINE OF THE SUBJECT TRACT WAS ESTABLISH BY HOLDING THE RECORD THE CREEK 41.40' 0 N02032'04"E 507.501(507.301)(Dl)(506-96)(1) "CITY OF TIGARD" ANGLE AND DISTANCE FROM THE WEST LINE PER SAID DOCUMENT NUMBER 79-047825 231.54' 61 ESTABLISHING THE NORTHEAST CORNER OF THE SUBJECT TRACT. b S03°58'0 ESTABLISHING185.94 04 q kin 1 0 S87042'18"E 19.51' N02032'04"E 20.00' THE EAST LINE OF THE SUBJECT TRACT IS A LINE FROM MONUMENT NUMBER [102] TO THE Uj z 0 F--4 NORTHEAST CORNER OF THE SUBJECT TRACT WHICH FIT WELL WITH THE FALLING TO Q MONUMENT NUMBER [110] PER SAID SURVEY NUMBER 18732. N ca DOCUMENT NUMBER 0 1.-J N03058'06"E 24.79'(D1) o < 2007-070178 F--4 co u) S05009'14"W 10-481(l)(Dl) Ln LEGEND 0 N 0 = FOUND 5/8" IR WITH NO CAP UNLESS OTHERWISE NOTED 1 o 00 = SET 5/8" X 30" IR WITH ORANGE PLASTIC CAP INSCRIBED [120](5) 0 to [105](1) 00 "CESNW INC" ON SEPTEMBER 24, 2019. N A = SET 1 1/8ACOPPER DISC INSCRIBED LU "CESNW INC" ON SEPTEMBER 24, 2019. GREENWAY DEDICATION 0 [3 = MONUMENT BOX 80-046325 1 SN = WASHINGTON COUNTY SURVEY NUMBER 0 Ol � rH NR = RECORD OF ORIGIN NOT LOCATED co Ln IR = IRON ROD 0 00 R=158.44'(Dl) e-s 4� A=61021'05" IP = IRON PIPE r-1 00 LU ll*� r-4 ID = INSIDE DIAMETER L=169.65'(177.611)(DI) W U') W/YPC = WITH YELLOW PLASTIC CAPM Zo CH=161.66'(168.46')(Dl) W/RPC = WITH RED PLASTIC CAP W/OPC I NLn 6 CB=S28026'55"E W/OPC = WITH ORANGE PLASTIC CAP ul V) F- PARCEL -1 0 00 (S28°29'50"E(D1) 0= RECORD VALUE PER REFERENCE NUMBER r-1N 141f641 SQUARE FEET 00 %%-.00 00 ccl [###] = INDICATES INDICATES MONUMENT NUMBER Ln = DENOTES RECORD DISTANCE PER REFERENCE NUMBER MORE OR LESS V) ###.##' ###.##'(#) = DENOTES MEASURED AND RECORD DISTANCE(HELD) PER REFERENCE NUMBER [###](#) = DENOTES FOUND MONUMENT NUMBER I 0 AND REFERENCE NUMBER [101](2) 5/811 IRW/RPC 62030'00"(Dl) 16.90' 11STAMPED Ul) 6202412211(1) 17.00'(2)— W.L. MC. L.S. 80811 DOCUMENT NUMBER 320-66' 87-22' 2004-092852 [121](2) 87.001(2) 55.85 5/8" IR W/RPC 5/81' IR W/YPC S0500911411W 540-43'(540.66')(1)(Dl) [109](2) [100](2) •1 26-30' 0 56.001(2) 56.001(2) STAMPED CAP NOT LEGIBLE 5/8 IR W/RPC 5/811 IR W/RPC [106](2) 0[107](2) S05°09'14"W 150.00, "W.L. MC. L,S. 80811 S05009 11411W 185.201 CAP NOT LEGIBLE 5/811 IR W/RPC If - (185.12')(3) STAMPED 5/8 IR W/RPC DOCUMENT NUMBER 11W.L. MC. L.S. 80811 STAMPED STAMPED C 85-049172 S8405014611E 0.261 11W,L. MC. L.S. 80811 ,STAMPED Mc. L.S. 8081 3.80' S05009'1411W rA 10 9 8 S8405014611E 0.09, 6 3.691 7 5 4 3 2 50 25 0 5 1 0 SHEET 1 OF 2 PARTITION PLAT PARTITION PLAT NO. Zo2� - old � N /v LOCATED IN THE SOUTHEAST ONE QUARTER OF SECTION 2, RECORDED AS DOCUMENT NO. 021019 TOWNSHIP 2 SOUTH, RANGE 1 WEST, WILLAME I I E MERIDIAN, CITY OF TIGARD 13190 SW 68th Parkway, Suite 150 WASHINGTON COUNTY, OREGON Tigard, Oregon 97223 DATE: 9-24-2019 503.968.6655 www.cesnw.com CESNW PROJ: 3512 SURVEYOR'S CERTIFICATE: WASHINGTON COUNTY APPROVALS I, PAUL ALLEN KOHN HEREBY CERTIFY THAT I HAVE CORRECTLY DECLARATION � SURVEYED, AND MARKED WITH PROPER MONUMENTS, THE LANDS � REPRESENTED ON THE ATTACHED MAP, BEING THAT TRACT OF LAND KNOW ALL PEOPLE BY THESE PRESENTS THAT THE CIOF TIGARD, AN OREGON MUNICIPAL APPROVED THIS 3I DAY OF M�}Q_,C_� ,2020 N DESCRIBED BY DEED IN DOCUMENT NUMBER 79-047825, SITUATED CORPORATION IS THE OWNER OF THE LAND REPRESENTED ON THE ANNEXED MAP AND MORE WASHINGTON COUNTY SURVEYOR IN THE SOUTHEAST ONE-QUARTER OF SECTION 2, TOWNSHIP 2 PARTICULARLY DESCRIBED IN THE ACCOMPANYING SURVEYOR'S CERTIFICATE, AND HAS � SOUTH, RANGE 1 WEST, WILLAMETTE MERIDIAN, CIN OF TIGARD, CAUSED THE SAME TO BE PARTITIONED AND SURVEYED INTO PARCELS AS SHOWN ON THE WASHINGTON COUNTY, OREGON, AND BEING DESCRIBED AS ANNEXED MAP IN ACCORDANCE WITH THE PROVISIONS OF CHAPTER 92 OF THE OREGON BY: ' FOLLOWS: REVISED STATUTES. CBEGINNING AT THE INITIAL POINT, MARKED BY A 5/8" X 30" IRON ALL TAXES,FEES,ASSESSMENTS OR OTHER CHARGES AS PROVIDED BY ORS 92.095 HAVE BEEN PAID ROD WITH ORANGE PLASTIC CAP INSCRIBED "CESNW INC" AT THE MOST NORTHERLY SOUTHEAST CORNER OF THE SUBJECT TRACT, SAID MARTY WINE, 61TY MANAGER AS OF THIS �� DAY OF M C 120 ZU POINT BEING NORTH 02°32' 04" EAST 20.00 FEET FROM A 5/8" IRON CITY OF TIGARD INC. AN OREGON MUNICIPAL CORPORATION � � ROD WITH YELLOW PLASTIC CAP STAMPED "CITY OF TIGARD" AT THE NORTHWEST CORNER LOT 8, "WEDGWOOD", WASHINGTON COUNTY DIRECTOR OF ASSESSMENT AND TAXATION PLAT RECORDS; THENCE CONTINUING NORTH 020 32'04" EAST 507.50 (WASHINGTON COUNTY ASSESSOR) TO THE NORTHEAST CORNER OF THE SUBJECT TRACT SAID POINT IS NORTH 02032'04" EAST 41.40 FEET FROM A 5/8" X 30" IRON ROD WITH ORANGE PLASTIC CAP INSCRIBED "CESNW INC" ; THENCE BY; C� � NORTH 57020'46" WEST 309.30 FEET ALONG THE NORTHERLY LINE OF THE SUBJECT TRACT TOA 5/8" IRON ROD WITH YELLOW PLASTIC CAP THAT IS NOT LEGIBLE; THENCE LEAVING SAID NORTHERLY LINE SOUTH 05009'14" WEST 540.43 FEET ALONG THE WEST LINE OF THE SUBJECT TRACT TOA 5/8" X 30" IRON ROD WITH ORANGE PLASTIC CIN OF TIGARD APPROVALS CAP INSCRIBED "CESNW INC" AT THE MOST NORTHERLY SOUTHWEST CORNER OF THE SUBJECT TRACT; THENCE LEAVING SAID WESTERLY APPROVED THIS 25� DAY OF f�"t f ve--r� 120 LINE SOUTH 8705239" EAST 189.37 FEET TO 5/8" X 30" IRON ROD CIN OF TIGARD,CITY ENGINEER WITH ORANGE PLASTIC CAP INSCRIBED "CESNW INC"; THENCE SOUTH 05009'14" WEST 10.48 FEET TOA 5/8" IRON ROD AT A POINT OF CURVATURE; THENCE 169.65 FEET ALONG THE ARC OF A NON-TANGENTIAL 158.44 FOOT RADIUS CURVE CONCAVE NORTHEASTERLY WITH A CENTRAL ANGLE OF 61021'05" WHICH THE BY: �l9V � � LONG CHORD BEARS SOUTH 2802655" EAST 161.66 FEET TOA 5/8" X 30" IRON ROD WITH ORANGE PLASTIC CAP INSCRIBED "CESNW INC" AT THE WESTERLY RIGHT OF WAY LINE OF S.W. OMARA STREET (C.R.567); THENCE NORTH 03058'06" EAST 24.79 FEET ALONG SAID WESTERLY LINE TOA 5/8" X 30" IRON ROD WITH ORANGE PLASTIC CAP INSCRIBED TESNW APPROVED THIS DAY OF r"��'�'t'I� ,20 � FEET TO HE INITIAL POINT.INC"; THENCE-NORTI 187°42 '18" EAST 19.51 CERTIFICATE OF COUNTY CLERK CITY OF TIGARD,COMMUNITY DEVELOPMENT DIRECTOR STATE OR OREGON ) SS COUNTY OF WASHINGTON ) BY: �f �' � REGISTERED \ I DO HEREBY CERTIFY THAT THIS PARTI3AV-61A PLAT SOU�QI� WAS RECEIVED FOR - PROFESSIONAL LAND SURVEYOR RECORDING ONTHIS��DAYOF ,20� AT2'50 O'CLOCK.-F—.M. OREGON WASHINGTO COUNTY CLERK MAY 21f 2013 ACKNOWLEDGEMENT PAUL ALLEN KOHN STATE OF OREGON � 58964PL5 SS RENEWS: 6/30/21 COUNTY OF WA�4�,; 1,4/6T6)N) THIS INSTRUMENT WAS ACKNOWLEDGED BEFORE ME ON 20 -zQ BY:MARTY WINE AS CITY MANAGER,CIN OF TIGARD NOTARY PUBLIC SIGNATURE OFFICIAL STAMP CAROL ANN KRAGER NOTARY PUBLIC-OREGON COMMISSION NO.975701 NOTARY PUBLIC-OREGON PRINT NAME MY COMMISSION EXPIRES JUNE 18,2022 NOTES COMMISSION NO. � � � �J � 1. THIS PLAT WAS PREPARED IN ACCORDANCE WITH THE CIN OF TIGARD CASE FILE NUMBER DIR2019-00006. MY COMMISSION EXPIRES: � G(N � I�. 1b� � 2. THIS PLAT IS SUBJECT TO A MAINTENANCE AGREEMENT AND RECIPROCAL PARKING EASEMENT AGREEMENT PER DOCUMENT NUMBER 90-071253 AND RE-RECORDED IN DOCUMENT NUMBER 91-028278, WASHINGTON COUNTY DEED RECORDS. THE RECIPROCAL EASEMENT IS BLANKET IN NATURE. SHEET 20F2 Vicinity Map r7 R Q Sensitive - Be-hVerion � Lands T+g a rij City of Tigard, Oregon El CWS Vegetated Corridor T Goal 5 Significant Habitat Areas • Highest Value Habitat i Moderate Value Habitat Lower Value Habitat _ Tigard Local Wetland Inventory 0 Significant 0 Nan-Significant - • Jurisdictional • FEMA 100 Yr Flood :- • Goal 5 Safe Harbor r� RLIS Slopes Greater than 25% 1 33 48 t I � 881 i I � 1a3 T8 I f 11 a I� 0 1349+1. +i ' I ' L e U 13416 � r r I r - [ Da[a is to nrt vacctuom multiple sou rhe coThe C. of Tigard n ,M1 nacho rah esr anty,re present ationo,orog uara ntee as to [ of the d.f.provaded herelin aThe Citymotl Tigard sshallay bility for any err rs m Bions or he information prhvidetl regartl less of ' how caused j I 13454 8825 rl, .13488 rti =4 Scale: 0.02 Miles 1 yl City of Tigard &6 13125 SW Hall Blvd 0 me ra Tigard, OR 97223 13532 f c �' I Map Created: (503) 639-4171 04/22/2020 www.tigard-or.gov Vicinity Map Downtown „ „ � r71p[1 Tigard T+g a City of Tigard, Oregon Ej Unimproved Right of Way 3r r7+ c7 t+7 O Plan Districts Zoning Classifications D R-1 Residential Low-Density D R-2 Residential Low-Density d R-3.5 Residential Low-Density A" d R-4.5 Residential Low-Density _ d R-7 Residential Medium-Density D R-12 Residential Medium-Density ■ R-25 Residential Medium-High-Density k a €.i' O Eti d ■ R-40 Residential High-Density 13 MUR-1 Mixed Use Residential 1 '° '• ■ MUR-2 Mixed Use Residential ■ MU-CBD Mixed Use Central Bus Dist ■ C-C Community Commercial ' ■ C-G General Commercial LDC-N Neighborhood Commercial ■ C-P Professional Commercial \ ■ MUc Mixed Use Commercial ■ MUC-1 Mixed Use Commercial 1 f ■ TMU Triangle Mixed Use ■ MUE Mixed Use Employment k rT� ■ MUE-1 Mixed Use Employment 1 y r ■ MUE-2 Mixed Use Employment 2 d I-L Light Industrial ' ■ I-P Industrial Park ■ I-H Heavy Industrial � 0 PR Parks and Recreation ■ WA-Cnty Washington County F Data is derived from multiplesour..s The City of Tigard makes n anty,re presentation,or guarantee—to I{I} iM1e c acy,timeliness o mpl:renes.of any 5 in acc uurr,n Provided herein Thr.r.'ooi Tigard shall o^ia bilit^for any,err rs m .ions or he i form etu n pre vitletl regardless of �4. fI —1 how c sed Scale: 0.07 Miles City of Tigard 13125 SW Hall Blvd Tigard, OR 97223 Map Created: (503) 639-4171 04/22/2020 www.tigard-or.gov Tigard Senior Center and Affordable Housing s A r A 4• w V , Feasibility Assessment Report May 1, 2019 „y. Housing Development Center 847 NE 191h Avenue, Suite 150 Portland, OR 97232 503-335-3668 Housing Development HOC-NW.ORG Tigard Senior Center and Affordable Housing May 2019 Feasibility Assessment Report I. Site and Context The proposed project site is located at 8815 SW O'Mara Street in the city of Tigard. The 1.7 acre site is currently improved with a 10,700 square foot building that houses the Tigard Senior Center, and approximately 49,000 square feet of paved parking and circulation area. The site's current zoning designation is PR- Parks and Recreation. The surrounding uses are Fanno Creek Park to the north,Tigard Christian Church to the east, and single-family homes to the south and west. The proposed project site sits on a larger 15.57 acre parcel owned by the City of Tigard, encompassing a portion of the Fanno Creek Park area. The City intends to re-zone the parcel in order to redevelop the senior center site to include affordable housing for seniors. Carleton Hart Architecture was contracted to perform site analysis and conceptual site plans, and Housing Development Center was contracted to assess the financial feasibility of the conceptual designs, in order for the City to determine the feasibility of redeveloping the site. II. Site Plan Concepts The proposed site is located just south of Fanno Creek, and the Fanno Creek Regional Trail borders the site's northern perimeter. The site slopes downward from south to north toward the park and creek. While the site itself is not located in a flood zone, a special flood hazard area runs along the creek. As such the site is constrained to the north and the conceptual site layouts maintain the northern property line "as is".The site layout is also constrained by the "flag-shape" nature of the property and street access. Connection to the right-of-way must be maintained at the south-east corner. Numerous trees ring the property with a significant cluster immediately North/NE of the existing senior center,which will likely need to be removed to accommodate redevelopment. Based on the above-mentioned site characteristics, Carleton Hart Architecture developed two potential site plans for feasibility evaluation. It should be noted that while re-zoning of the site is currently being assessed by city staff,the conceptual site plans described below are based on the development standards associated with the MU-CBD designation in the Development Code. Concept A (see Exhibit A) proposed demolishing the existing senior center structure and building a new mixed-use building with three floors of residential housing over two floors (split level) of commercial and residential. The new building would contain a new 15,000 square foot senior center and a total of 59 apartments. Surface parking surrounding the building would accommodate 49 spaces and would require a shared parking agreement with neighboring church to meet the code requirement of 89 spaces. Due to initial concerns raised by Housing Development Center about the lack of funding available for the extensive commercial space, which can't be funded with housing program funding sources like low- income housing tax credits and HOME, an alternate site plan concept, Concept B,was developed by Carleton Hart Architecture. 11 Page Tigard Senior Center and Affordable Housing May 2019 Feasibility Assessment Report Concept B (see Exhibit B) proposed leaving the existing senior center in place and building a new residential building adjacent to the senior center. The new five-story residential building would include 56 apartments, multipurpose space, and office space for site staff. Surface parking surrounding the building would accommodate 44 spaces and would require a shared parking agreement with neighboring church to meet the code requirement of 78 spaces. III. Preliminary Feasibility Assessment of Concepts A and B Housing Development Center analyzed the financial feasibility of both Concepts to assess whether or not the projects would be feasible utilizing available affordable housing funding sources. At this early concept stage, HDC prepared conceptual project budgets based on similar recently completed projects with input from the city staff and other consultants. A. Preliminary Feasibility Summary-Concept A: 59 units of senior housing with new senior center on ground floor Square footage Summary Unit Size Count Total SF� Studio - 1 BR 576 56 32,256 2 BR 864 3 2,592 1 3 BR - 1 (Total: 59 34,8481 Residential SF Commercial SF Unit SF: 34,848 Common SF: 4,345 Senior Center 12,331 (Circulation 7,839 Circulation 2,4661 (Total 47,032 Total 14,7971 total 76% 24% Financial Assumptions: Acquisition- No acquisition costs are assumed in the project budget; the city's intention is to enter into a long-term ground lease with the housing developer Construction costs • Residential-$220 per sf, based on recent similar projects • Commercial-$250 per sf (core and shell only, does not include tenant improvements and FF&E), based on recent commercial projects; cost of tenant improvements could add an additional $2-4 million 2Page Tigard Senior Center and Affordable Housing May 2019 Feasibility Assessment Report Soft costs Based on other similar projects and city input: • Building permits 1% • System Development Charges 5% • Architecture 5% • Developer fee 18% (OHCS limit) • Other soft costs based on similar projects • Financing& Interest based on estimated loan amounts/sources Income & Expenses 56 1-BDRM units • 28 @ 50%AMI • 28 @ 60%AMI 3 2-BDRM units • 2 @ 60%AMI • 1 manager's unit Operating Expenses: $5,700 per unit per year including replacement reserves Funding Sources • 9%Tax credit equity pricing 92 cents; site is not in a DDA or QCT • Permanent Loan-20 year term/30 year amortization, 6% interest • HOME funds from Washington County (or other sources) • No sources yet identified for senior center/commercial space costs Conclusion-Concept A As shown in the chart below, based on the above assumptions the total project costs for the residential portion of the building would be approximately$16 million, which could be covered with 9%tax credit equity, a permanent loan, and HOME funds or other gap funding sources available from the state. The cost of the new senior center space would be approximately$4.2 million for the shell only. The cost of interior tenant improvements could add an additional $2-4 million, depending on the intended uses of the space, the number of kitchens and bathroom, and the type of furniture, fixtures, and equipment needed. At this time,the city of Tigard does not have any funding available to cover the cost of the new senior center, and while Washington County may have some CDBG funding available,the existing senior center received CDBG funding for renovations in 2008, so it is not likely the county would provide additional grant funding for a new senior center at this time. In addition, the current senior center operations do not generate sufficient revenue to support a commercial loan. 3Page Tigard Senior Center and Affordable Housing May 2019 Feasibility Assessment Report With no available sources to cover the cost of the commercial space, the Concept A mixed-use project would face a funding gap of approximately$6-8 million (including tenant improvements), and is therefore not feasible. 41 Page Tigard Senior Center and Affordable Housing May 2019 Feasibility Assessment Report Concept A: Preliminary Sources and Uses !:apital Sources and Uses Sources I Commercial) Residentiall LIHTC Equity - 12,651,995 Res Perm Mortgage-OAHTC - - Res Perm Mortgage-NonOAHTC 2,652,567 Com Perm Mortgage - - OHCS Weatherization - - OHCS GHAP - HOME Loan - 750,706 HTF - - Capital Campaign - - GP Equity/Sponsor Loan - Deferred Developer Fee - - TOTAL SOURCES - 16,055,268 Uses I Commercial) Residentiall Acquisition 0 0 Construction costs 3,754,790 10,527,156 Soft Costs 432,225 1,421,789 Predevelopment Loan Costs/Fees 0 5,000 Construction Loan Costs/Fees 41,723 277,970 Bridge Loan Fees 0 0 Permanent Loan Fees 0 12,500 Tax Credit Fees 0 150,836 Bond Issuance Fees 0 0 Interest 0 838,932 Development Contingency 23,697 93,405 Developer Fee 0 2,449,109 Reserves/Cash Accounts - 278,571 TOTAL USES 4,252,435 16,055,268 surplus/ (gap): (4,252,435) - Metrics I Commercial) Residentiall Units 59 Cost per unit 272,123 Total Building sf 14,797 47,032 Cost per sf 287.38 341.37 Ratio psf buildings of Total 23.93% 76.07% Developer Fee (Res per OHCS calcs) 0 18% Cash Developer Fee 0.0% 18.0% 51 Page Tigard Senior Center and Affordable Housing May 2019 Feasibility Assessment Report B. Preliminary Feasibility Summary-Concept B: 56 units of Senior Housing adjacent to existing senior center Concept B Square Footage: Summary Unit Size Countl Total SF Studio - - 1 BR 594 56 33,266 2 BR - - 3 BR - - Total: 56 33,266 Residential (Unit SF: 33,266 (Common SF: 6,474 (Circulation 8,306 (Total Res SF: 48,046 Financial Assumptions: Acquisition- No acquisition costs are assumed in the project budget; the city's intention is to enter into a long-term ground lease with the housing developer Construction costs • Residential-$220 per sf, based on recent similar projects • Commercial- no commercial costs in budget, existing senior center stays in place Soft costs Basic assumptions from other similar projects: • Building permits 1% • System Development Charges 5% • Architecture 5% • Developer fee 18% (OHCS limit) • Other soft costs based on similar projects • Financing& Interest based on estimated loan amounts/sources Income & Exoenes 56 1-13DRM units • 27 @ 50%AMI • 28 @ 60%AMI • 1 manager's unit Operating Expenses: $5,700 per unit per year including replacement reserves 6Page Tigard Senior Center and Affordable Housing May 2019 Feasibility Assessment Report Funding Sources • 9%Tax credit equity pricing 92 cents • Permanent Loan-20 year term/30 year amortization, 6% interest • HOME funds from Washington County(or other sources) Conclusion-Concept B As shown in the chart below, based on the above assumptions, the total project costs for the new residential building would be approximately$16.4 million, which could be covered with 9% tax credit equity, a permanent loan, and HOME funds from Washington County and/or other gap funding sources available from the state. There would be no commercial costs in the Concept B scenario, because the existing senior center would remain in place. Although competitiveness for 9%tax credits has not been assessed at this early stage, Concept B appears feasible. 7Page Tigard Senior Center and Affordable Housing May 2019 Feasibility Assessment Report Concept B: Preliminary Sources and Uses !:apital Sources and Uses Sources Residential LIHTC Equity 12,930,161 IRes Perm Mortgage-OAHTC - IRes Perm Mortgage-NonOAHTC 2,455,806 1 ICom Perm Mortgage - I (OHCS Weatherization - I (OHCS GHAP - I IHOME Loan 1,014,8901 1HTF - (Capital Campaign - I IGP Equity/Sponsor Loan - I (Deferred Developer Fee - ITOTAL SOURCES 16,400,857 1 Uses Residential Acquisition 0 (Construction costs 10,753,6721 Soft Costs 1,440,904 IPredevelopment Loan Costs/Fees 5,0001 Construction Loan Costs/Fees 287,730 Bridge Loan Fees 0 (Permanent Loan Fees 12,5001 Tax Credit Fees 152,878 Bond Issuance Fees 01 11 nterest 888,4561 1Development Contingency 94,9511 1Developer Fee 2,501,8261 Reserves/Cash Accounts 262,943 ITOTAL USES 16,400,857 1 surplus/(gap): - Metrics 1 Residential Units 56 (Cost per unit 292,872 1 (Total Building sf 48,046 1 ICost per sf 341.36 1 (Ratio psf buildings of Total 100.00%1 IDeveloper Fee (Res per OHCS calcs) 18%1 (Cash Developer Fee 18.0%1 81 Page Tigard Senior Center and Affordable Housing May 2019 Feasibility Assessment Report IV. Further Refinement and Assessment of Concept B In February 2019,the city of Tigard, Carleton Hart Architecture, and Housing Development Center presented Concepts A and B and the initial feasibility assessments to the Technical Advisory Committee for feedback. The Technical Advisory Committee concluded that the best course of action for the city would be to pursue Concept B, keeping the existing senior center in place and building a new residential building on the site for affordable housing. The Technical Advisory Committee also recommended further analysis on the following: • Increasing cost per square foot assumption by 8-10%to account for funding sources that may require prevailing wages • Adding additional cost for flood insurance • Assessing the feasibility of the project utilizing non-competitive 4%tax credits and new Metro bond funding • Assessing HOME funding regulations relating to distance to flood zones to see if project is eligible for funding • Assessing area demographics and need for very low-income senior housing The first three recommendations are addressed in the next section. In response to the last two concerns, Housing Development Center consulted with staff at the Washington County Department of Housing Services. Staff confirmed that in order to be eligible for HOME funding,the site cannot be located within a 100 year flood zone or a regulatory floodway. If it is within a 500 year flood zone,then it is still eligible for funding, but must have at least two egresses. Based on CHA's Site Analysis and the FEMA flood map,the site itself does not appear to be located within any flood zones. However, it should be noted that the latest concept has the potential to revise the existing trail and that revised trail area could fall into the flood area. It is not known at this time if this would impact the proposed project. In regards to demand for very low-income units for seniors, Washington County staff stated that as of March 2019, there are a total of 1,879 households waiting for voucher assistance in Washington County. Of those, 223 (or 12%) are "elderly" households,which is defined as a household with a head of household or spouse/spousal equivalent age 62+. In addition, based on census data for census tract 308.01 where the proposed site is located, approximately 30%of low-income renters are severely rent burdened, paying more than 50%of household income toward rent. Approximately 14%of the population in the census tract are age 65 or over. It is not known what percentage of severely rent burdened households are over age 65, but based on the waitlist demand, it can reasonably be assumed that sufficient demand exists for very low-income senior units. 91 Page Tigard Senior Center and Affordable Housing May 2019 Feasibility Assessment Report A. Revised Concept B Preliminary 9% Feasibility In response to the TAC committee's feedback and recommendations on the conceptual budget, the following adjustments were made: • Construction costs increased to $240 per square foot to accommodate prevailing wages • $50,000 added to insurance line item for potential flood insurance In addition, in the revised model, 10%of the units were reduced to 30%AMI rents to increase the project's competitiveness for 9%credits and to position the project to take advantage of the new Housing Trust Fund dollars available from the state. The revised rent/affordability mix in the 9% model is: • 6 units at 30%AMI • 21 units at 50%AMI • 28 units at 60%AMI Conclusion- Revised Concept B: 9% Feasibilitv As shown in the sources and uses chart below, with the above cost adjustments the total project costs increase to approximately$18.2 million. Utilizing 9% low-income housing tax credits, a permanent loan, and a combination of HOME, Housing Trust Fund, and/or other GAP funding sources available from the state, the project is still feasible as a 9%tax credit project. 10Page Tigard Senior Center and Affordable Housing May 2019 Feasibility Assessment Report Revised Concept B-9% Preliminary Sources and Uses —apital Sources and Uses Sources Residential LIHTC Equity 14,267,387 Res Perm Mortgage-OAHTC - Res Perm Mortgage-NonOAHTC 1,741,597 (Com Perm Mortgage - IOHCS Weatherization - IOHCS GHAP - I HOME Loan 821,738 �HTF 1,320,000 (Capital Campaign - I IGP Equity/Sponsor Loan - I I Deferred Developer Fee - ITOTAL SOURCES 18,150,722 Uses I Residential Acquisition 0 IConstruction costs 12,180,6541 Soft Costs 1,741,7751 1 Predevelopment Loan Costs/Fees 5,0001 IConstruction Loan Costs/Fees 293,8971 Bridge Loan Fees 0 Perm anentLoa n Fees 12,5001 1Tax Credit Fees 174,6901 (Bond Issuance Fees OI 1 Interest 890,0151 Development Contingency 111,3931 1 Developer Fee 2,503,5481 (Reserves/Cash Accounts 237,251 (TOTAL USES 18,150,722 surplus/(gap): - Metrics Residential Units 56 ICost per unit 324,120 1 (Total Building sf 48,046 1 Cost per sf 377.78 1 Ratio psf buildings of Total 100.00%1 1 Developer Fee 16%1 Kash Developer Fee 16.0%1 111 Page Tigard Senior Center and Affordable Housing May 2019 Feasibility Assessment Report B. Revised Concept B: 4%Feasibility As requested by the Technical Advisory Committee, Housing Development Center tested the project's feasibility using non-competitive 4% low income housing tax credits and new Metro Bond funding. Financial Assumptions: Acquisition, Construction and Soft Costs The same basic cost assumptions as the 9% model were used; estimated bond issuance and related financing fees were added to the conceptual budget. Income & Expenses In this model,the number of 30%AMI units were increased to 17 (30%of total units) to make the project more competitive for bond funding, which will prioritize projects with 30%AMI units. In addition,this model assumes that Project Based Vouchers (PBV) are obtained for the 30%AMI units, with contract rents at$1,100 for the 17 units at 30%AMI. Washington County has committed to make 200 PBV available for projects applying for Metro Bond funding. 56 1-BDRM units • 17 @ 30%AMI with PBV rental subsidy • 38 @ 60%AMI • 1 manager's unit Operating Expenses: $5,700 per unit per year including replacement reserves Fundine Sources • 4%Tax credit equity pricing 92 cents;April 2019 tax credit percentage of 3.27% • Metro Bond Funds-while the amount of subsidy per unit has not yet been finalized,the following estimated amounts were used based on information from Washington County: ➢ $125,000 per unit for 30%AMI units ➢ $100,000 per unit for 60%AMI units • 17 Project Based Vouchers (PBV)for the 30%AMI units; contract rent$1,100 • Permanent Loan-20 year term/30 year amortization, 6% interest • HOME funds from Washington County- increased to $2 million • GHAP funds from Oregon Housing and Community Services (OHCS)- approximately$1.3 million • GP Equity Contribution and Deferred Developer Fee of$1 million 12Page Tigard Senior Center and Affordable Housing May 2019 Feasibility Assessment Report Conclusion- Revised Concept B:4% Feasibilitv As shown in the chart below,with the above cost assumptions,total project costs are approximately$18.2 million. Utilizing 4%tax credit equity, Metro bond funds, a permanent loan leveraged in part by PBV subsidy income, HOME, and OHCS GHAP funds,the project has a gap of approximately$1 million which could be filled with a combination of deferred developer fee and an equity contribution by the sponsor/general partner, or by other available sources. While OHCS has stated a preference for large 4% projects for GHAP funding, it's uncertain as to whether this 56 unit project would be considered a large project for GHAP funding. If the project is not able to obtain sufficient GHAP funding from OHCS, other funding sources such as HUD 202 capital and rent assistance, and/or additional PBV subsidy, could be pursued to close the gap.Therefore, the project appears feasible utilizing 4% low income housing tax credits. 13Page Tigard Senior Center and Affordable Housing May 2019 Feasibility Assessment Report Revised Concept B-4% Preliminary Sources and Uses !:apitall Sources and Uses Sources Residential LIHTC Equity 5,163,835 IRes Perm Mortgage-OAHTC - IRes Perm Mortgage-NonOAHTC 2,802,457 ICom Perm Mortgage - (OHCS Weatherization - (OHCS GHAP 1,288,000 IHOME Loan 2,000,000 1 Metro Bond Loan 5,925,000 (Capital Campaign - I IGP Equity 500,000 I Deferred Developer Fee 500,000 1 ITOTAL SOURCES 18,179,292 1 Uses I Residential Acquisition 0 (Construction costs 12,180,6541 ISoft Costs 1,741,7751 IPredevelopment Loan Costs/Fees 5,0001 1Construction Loan Costs/Fees 281,6631 (Bridge Loan Fees 01 (Permanent Loan Fees 12,5001 ITax Credit Fees 70,9001 Bond Issuance Fees 215,0001 I I nterest 783,3071 (Development Contingency 105,5921 Developer Fee 2,507,4891 1Reserves/Cash Accounts 275,413 1 ITOTAL USES 18,179,292 1 surplus/(gap): - Metrics Residential Units 56 (Cost per unit 324,630 (Total Building sf 48,046 1 ICost per sf 378.37 1 (Ratio psf buildings of Total 100.00%1 (Developer Fee (Res per OHCS calcs) 16%1 (Cash Developer Fee 9.6%1 141 Page Tigard Senior Center and Affordable Housing May 2019 Feasibility Assessment Report V. Recommendations,Timeline and Areas for Further Assessment The proposed project (Concept B) appears to be feasible as utilizing either 9% or 4% low income housing tax credits and other available funding sources. Because 4%tax credits are non-competitive, Housing Development Center recommends pursuing the 4%financing scenario first, and only if unsuccessful, pursuing the 9%financing scenario as an alternate financing plan. The 4% low income housing tax credit program follows a rolling application cycle,with applicants submitting a 4% pre-application to Oregon Housing and Community Services (OHCS) at anytime throughout the year, once other funding commitments have been obtained. The following funding programs will be available and accepting applications in 2019: • HUD Section 202 Capital and Project Rental Assistance- this funding could be used to fill the gap in the 4%funding scenario in lieu of, or in combination with, HOME and OHCS GHAP funding. A Notice of Funding Availability was released this Spring and applications are due August 28, 2019. • HOME program funds and Project Based Vouchers (PBV)- Washington County will release a Notice of Funding Availability in August 2019, with applications due October 5, 2019. • Metro Bond Funding- Washington County anticipates releasing a Notice of Funding Availability in early 2020. Proposed Proiect Timeline In order to position the project to apply for the above funding opportunities,the critical path actions for the city are selecting a housing developer partner, re-zoning the site, and executing a site control agreement with the housing developer partner.The following proposed timeline would allow the project to take advantage of the upcoming funding opportunities. May 2019 City issues RFP for Housing Developer June 2019 • City selects Housing Developer • Wetlands delineation/report completed • CHA finalizes Concept B site plan July 2019 • City executes site control/option agreement with Housing Developer • Housing Developer obtains 3rd party cost estimate on final Concept B plan and finalizes financing plan August 2019 • City completes re-zoning • Housing Developer submits HUD 202 application, if applicable October 2019 Housing Developer submits HOME and PBV funding applications January 2020 Metro Bond Funding NOFA to be released March 2020 Anticipated deadline for submission of Metro Bond Funding application by Housing Developer 151 Page Tigard Senior Center and Affordable Housing May 2019 Feasibility Assessment Report Areas for Further Assessment At this very early concept stage,there are still many unknown factors that may impact the project's feasibility until all due diligence is complete. The following issues require further assessment by the selected housing developer and design team: ➢ Flood hazard zones and impact to site layout and trail.* As mentioned previously in this report,the area to the north of the proposed site is a special flood hazard area. There are two special flood hazard areas immediately North of the site. One is a "REGULATORY FLOODWAY" (Zone AE)that FEMA has defined along Fanno Creek in this area. Elevation is approximately 148.5 feet. Additionally, there are areas along this floodway that are defined as "Without base flood elevation (BFE)that appear to encroach upon the current trail. The final Northern property line can be maintained "as-is", but Carleton Hart Architecture (CHA) does NOT recommend extending the proposed development beyond the extent of the current paving/developed area without proper surveys and precautions. ➢ Re-zoning of the site and allowable height and density.* Current concepts are based on the Development Standards associated with the MU-CBD designation listed in the Development Code. The Fanno/Burnham Sub-area (FB) dictates a maximum building height of 80'-0". NOTE; Any development within 200'-0" of the Fanno Creek Park Boundary OR within 50'-0" of low or medium density residential is limited to 45'-0" in height. A minimum density of 15 units/acre is required with a maximum allowed of 50 units/acre.Tigard staff is exploring development code provisions to allow a height bonus for affordable housing. ➢ Funding Availability and Competitiveness. The feasibility conclusions in this report are based on currently available funding sources for which the project appears to be eligible, but Housing Development Center did not perform a detailed analysis of all eligibility criteria or how the project would score for competitive funding sources. In addition,the state of Oregon is in the process of updating its Qualified Allocation Plan, which will likely involve changes to the criteria, scoring, and credit limits for the 9%and 4% low-income housing tax credit programs. The selected Housing Developer should evaluate eligibility and competitiveness for all funding programs in order to develop the project's final financing plan. *Information and recommendations provided by Carleton Hart Architecture 161 Page Exhibits A. Concept A Site Plan, Carleton Hart Architecture B. Concept B Site Plan, Carleton Hart Architecture C. Site Analysis, Carleton Hart Architecture PROPOSED NORTHERN I I � LOT LINE I Ll I + + CTIVITY ROOM ACTIVITY IRPAPY WORK ROOM MULTI-PURPOSE -hr -hr -hr -hr LL RAFT CONF I I I I + + + + CONCEPT"A"DESIGN CONSIDERATIONS PARKING: I HOUSEHOLD LIVING REQUIRES 1/UNIT IN MU-CBD I COMMUNITY SERVICE REQUIRES 2/1,000 SF TOTAL REQUIRED: 89 TOTAL PROVIDED: 49* + + *REQUIRES CONTINUED USE OF PARKING AGREEMENT WITH NEIGHBORING PROPERTY SITE ACCESS: \ TWO-WAY VEHICULAR ACCESS MAINTED FROM OMARA I PROPOSED PROJECT CONNECTION TO FANNO CREEK TRAIL AT NORTHERN LOT LINE I PROPOSED PEDESTRIAN CONNECTION FROM OMARA TO FANNO CREEK TRAIL ALONG EASTERN LOT LINE BUILDING TYPE: THREE (3) FLOORS OF RESIDENTIAL OVER TWO-STORY (2), SPLIT LEVEL COMMERCIAL AND RESIDENTIAL FLOORS \ • SENIOR CENTER-14,797 SF • SENIOR HOUSING(59 UNITS)-47,032 SF 56 1-BEDROOMS 3 2-BEDROOMS BUILDING LOCATION: RE-USE OF PREVIOUSLY DEVELOPED AREA WITH PERIMETER PARKING AND CIRCULATION FOR LOADING OUTDOOR AREAS: CENTRALIZED COMMON AREA ON NORTH ELEVATION • ADJACENT TO VIEWS/CREEK BOUNDARY • GARDEN OPPORTUNITY SITE PLAN - CONCEPT "A" r� 0 16' 32' 64' 12.06.2018 TIGARD AFFORDABLE SENIOR HOUSING �Y1 C A R L E T C N HART mo PRELIMINARY CONCEPT "A' C� n � A R C H 17 E C T u R E F W SITE CONCEPT _ PROPOSED LOT NORTHERN SITE PLAN-CONCEPT"B" Z v POTENTIAL W= IEXPANSION j � I•.••' __ CONCEPT"B"DESIGN CONSIDERATIONS GRADE ENTRY -I PARKING:TO 2ND FLOOR �:��: HOUSEHOLD LIVING REQUIRES 1/UNIT IN MU-CBD COMMUNITY SERVICE REQUIRES 2/1,000 SF ••�' TOTAI REQUIRED: 78 (7 '•' TOTAL PROVIDED: 44 *REQUIRES CONTINUED USE OF PARKING AGREEMENT WITH NEIGHBOR- N ING PROPERTY GRADE ENTRY O —T0IND FLOOR - CESS:SITE A TWO-WAY W TWO-WAY-WAYVEHICULAR ACCESS MAINTED FROM OMARA ot PROPOSED PEDESTRIAN CONNECTION FROM OMARATO FANNO CREEKTRAIL O 1I I ALONG EASTERN LOT LINE.REQUIRES RE-WORK OF FANNO CREEK TRAIL AT NE CORNER IZ BUILDING TYPE: W m I FIVE(5)FLOORS OF RESIDENTIAL ADJACENT TO EXISTING SENIOR CENTER — - V SENIOR CENTER-10,700(EXISTING) Q a SENIOR HOUSING(56 UNITS)-40,022 SF Q U [_-..� _ y _ ` •• :�' Z 56,1-BEDROOMS ( 0' O Ov + LL 1 BUILDING LOCATION: Q " - I NORTHMORTHEAST OF EXISTING BUILDING;TO MAINTAIN USE OF EXISTING Q LOADING DOCK AND TENANT DROP OFF `lY 1i;� I�`f• OUTDOORAREAS: v CENTRALIZED COMMON AREA • ADJACENT TO VIEWS/CREEK BOUNDARY • SHARED GARDEN OPPORTUNITY I o P O O � V � O T D z 02.06.2019 {� TIGARD AFFORDABLE SENIOR HOUSING CAR L E T O N HART &.1 ne�eiaR.SeNnu PRELIMINARY CONCEPTS A R C N I T E C TURF CENTER SITE ANALYSIS 1 w& CONTEXT = x� ❑� ® — H ee f3 F t 1 Z I B In 217 99W �+ ri ..;r I 0 � ` - - W o Lu 4•�':- W Z ap O Q U ix < ix Q A.TIGARD SENIOR CENTER 0 B.TIGARD CHRISTIAN CHURCH LL C.TIGARD PUBLIC LIBARARY Q W D.TIGARD POLICE DEPARTMENT a E.TIGARD CITY HALL Q F.TIGARD COMMUNITY DEVELOPMENT (� G.TIGARD SKATE PARK H.STUDENT TRANSPORTATION OF AMERICA I.BLINK CHARGING STATION J.FANNO CREEK PARK K.DOWNTOWN TIGARD _ z V1Fw ❑W ■PROPOSEDIIII FANNO CREEK O, PROJECT SITE o COMMUTER RAIL N N ••• HIGHWAY 3 O o ,4 ld• CONCEPTS 02 � � I 0 m W 7,1 O C z 0 D m L y z o m LD Z O oD z : m N 02.06.2019 {� TIGARD AFFORDABLE SENIOR HOUSING CAR L E T O H HART ne�eiaR.SeNnu PRELIMINARY CONCEPTS A R C K I T E C T Y R E CENTER m D D n z D o� A� D 0 �n o m z � N O � Z m > m m z Z O D D z � m N D N 02.06.2019 TIGARD AFFORDABLE SENIOR HOUSING CAR L E T O N HART oe�eiar.SENnu PRELIMINARY CONCEPTS A R C N I T E C T Y R E CENTER i SITE P"ALYSIS a SOLAR ACCESS O 5:22 AM SUMMERS 21:03 PMS SUN PATH-LATITUDE 45� \ W EL W N U W Z J 0 ore I ix a 0 = �7 a w CLCL WINTER SOLSTICE -'_-�_I i / 7.47 AM 4:31 PM o� _ ��_" SW OMARA ST �_ N SUM LSTICE WINTER SOLSTICE 7 F7- i I' � 1 LA � m_ m z D 0 � z O D D z � EA cn EA 02.06.2019 STIGARD AFFORDABLE SENIOR HOUSING C AR LE T O N HART { C CDMLOr., PRELIMINARY CONCEPTS ARNITE T Y R E CENTER �ut SITE ANALYSIS ACCESS POINTS x�t 0000 �I / 0 ix o = tn LU U 11J Z \` Q U 0 LL- ———— TRAILS SIDEWALK VEHICULAR ACCESS Vliw I \ J--�` ------ PROPERTY LINE" TRA ILHEAD O. 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